A. Purpose: The purpose of this Section is to provide a mechanism
to calculate the maximum residential development allowed in accordance to an
established formula to determine land use densities.

B. Applicability:

The
provisions of this section shall apply to all zoning districts which allow for
any residential uses, unless otherwise specified.

C. Regulations:

1. The following slope density formula
shall be used in the calculation of maximum possible density for individual
parcels based upon slope:

a. Those portions of parcels with a cross-slope
of between 0 and 19.9 percent shall be assigned a density of 1 building site
per 1 acre.

b. Those portions of parcels with a cross-slope
of between 20 and 29.9 percent shall be assigned a density of 1 building site
per each 2 acres.

c. Those portions of parcels with a cross-slope
of 30 percent or greater shall be assigned 0 building sites.

d. The density for a particular parcel shall be
computed by determining the cross-slope of the various portions of the lot applying
the assigned densities listed above according to the percent of cross-slope
and by adding the densities derived from this process. The maximum density
derived by the procedure shall be used as one of the factors in the final determination
of the actual density that shall be allowed on a parcel.

e. The slope density formula does not apply to
the “HDR(CZ)” or “MDR(CZ)” zoning districts.

2. Where an entire parcel would not be
developable because of plan policies, one residential unit may be permitted
pursuant to Section 20.02.060.B of this Title.

3. Any decrease in density resulting from
application of Land Use Plan policies shall be subtracted from the maximum density
allowable under the slope density formula.

4. In instances where a parcel includes
more than 1 zoning district or plan designation, the maximum density shall be
calculated for the respective zoning districts or plan designation. The sum
of the calculations shall be the maximum number of units allowed by zoning or
plan designation.

5. If the slope density formula renders
a maximum density greater than the maximum density allowable under the Land
Use Plan, the density established by Land Use Plan shall prevail over the slope
density formula.

6. If the slope density formula renders
a maximum density less than that maximum density allowable under the Land Use
Plan, the density established by the slope density formula shall prevail over
the Land Use Plan density.

7. If the maximum allowable density established
pursuant to subsection 5 or 6 above exceeds the maximum allowed by zoning, the
maximum allowed by zoning shall prevail.

8. Lot line adjustments shall be exempt
from the criteria for maximum allowable residential density on a parcel, provided
that no net increase in the number of residential lots will result.

9. In the Big Sur Planning Area east of
Highway 1, residential development in "RDR" (Rural Density Residential)
and "WSC" (Watershed and Scenic Conservation) zoning districts shall
be allowed at maximum densities established according to the following steps:

a. The maximum density is established by the zoning
district in which the parcel lies, e.g., "Watershed and Scenic Conservation/40
(CZ)" provides a 40 acre minimum building site.

b. The maximum density is established according
to the slope density analysis required for the project according to Section
20.64.180.C.10.

c. The development standards of this ordinance
and the policies of the Big Sur Coast Land Use Plan are applied to the parcel.
Any policy or standard resulting in a decrease in density are then tabulated
and subtracted for the maximum density allowed under the slope density formula.

d. Whichever of the 2 resulting densities, from
the slope formula and from zoning, the lesser is then established as the maximum
allowable density for the parcel.

10. A slope density analysis shall be required
for applications for residential development beyond the first residential unit
on parcels which are east of Highway 1 and in a "WSC" (Watershed and
Scenic Conservation) or "RDR" (Rural Density Residential) zoning districts.
The analysis shall be required and submitted to the County prior to the application
being considered complete. The slope density analysis shall include the following
elements:

a. topographic map of the entire parcel at an appropriate
scale and contour interval of 40 feet or less;

b. table showing the calculation of average
cross slope;

c. the resulting maximum allowable number of dwelling
units using the following slope density formula:

Existing
SlopeMaximum Allowable
Density

Under 15%
1 unit/40 acres

15% - 30%
1 Unit/80 acres

Over 30%
1 Unit/320 acres

11. In the Big Sur Planning Area west of
Highway 1, residential development in "RDR" (Rural Density Residential)
and "WSC" (Watershed and Scenic Conservation) zoning districts shall
be allowed at a density of 1 unit per 40 acres.

D. Density of Development Standards.

The maximum density established under this Section
shall be utilized as the basis to begin consideration of the density appropriate
for development of a specific parcel. Such established maximum density is not
a guarantee of possible development potential of any given property. Density
of development shall ultimately be determined through the permit process, consideration
of site conditions on the specific property and of details of the specific development
proposal without imposing undue restrictions on private property. Such considerations
may include but are not limited to:

All
other residential development is subject to the density established by the parcel’s
zoning district, except if provided elsewhere in this Chapter.

“Excluded
from density” means that the units may be considered in addition to the density
allowed by the parcel’s zoning classification.

F. For the purposes of calculating residential density, employee housing
units, including farm employee and farm worker housing facilities, shall be
considered a residential unit at the following ratio:

1 unit/850 square feet of floor area. Where the
building contains non-residential uses, such as equipment storage or tack rooms,
the calculation of floor area shall not include those non-residential areas.

G. Buildout Limitations

1. In North County, a total of 2, 043 new
lots or units may be created from the date of certification of the North County
Land Use Plan. Also see build-out explanation and further information in Section
20.144.140.B.3.a. Approval of new residential units and lots may not exceed
the build-out figure, as per the development standard.

2. In Big Sur, a total of 100 new residential
lots may be created by new subdivisions and 50 new caretaker units may be permitted
from the date of certification of the Big Sur Coast Land Use Plan, as provided
in Table 1 of the Big Sur Coast Land Use Plan.

3. Where this ordinance establishes a numerical
cap on a type of unit in a certain area, the Planning and Building Inspection
Department shall maintain a running tally of the number of units permitted since
certification of the relevant land use plan. Findings for approval shall include
the following: "This is the ( ) out of a maximum of ( ) (e.g., caretaker
units) to be approved for the ( ) Land Use Plan Area.